dropdeded 0 #1 December 11, 2002 I live in an apartment and pay a pretty high rent.There is a relief valve out front that litarally pours hot water into the bushes out front.Maintenance has checked it several times.One guy said we need a new waterheater.The last guy said its normal.Well,the other day I ran the dishwasher and there was hot water that filled the planters and flowed into a big puddle in the parking lot.I left a message with maintenance that they are ignoring.I like this place and hate to bitch but Im payin for that friggin hot water. Anyone have some actual terminoligy that I can throw at these people about what needs to be done? (edit)..Thats friggin jump $$$ out in the parking lot dropdeded pcss#26------------------------------------------ The Dude Abides. - Quote Share this post Link to post Share on other sites
Muenkel 0 #2 December 11, 2002 Yeah...."how much is it going to cost me?" Dude, you need a hot water heater. _________________________________________ Chris Quote Share this post Link to post Share on other sites
dropdeded 0 #3 December 11, 2002 (edit)..Thats friggin jump $$$ out in the parking lot __________________________________________________ now that I added THAT,I AM PISSED !!! dropdeded pcss#26------------------------------------------ The Dude Abides. - Quote Share this post Link to post Share on other sites
skymama 37 #4 December 11, 2002 Quote Know anything about water heaters? Um...they heat up your water??? This is a trick question, isn't it? She is Da Man, and you better not mess with Da Man, because she will lay some keepdown on you faster than, well, really fast. ~Billvon Quote Share this post Link to post Share on other sites
LouDiamond 1 #5 December 11, 2002 You got a couple of options 1. call them up and tell them that your stop cock is broken and if they don't come and fix it quick it's gonna cause water damage to the other apts(below,next to etc) 2. Wait until it is dark out, turn off the water going into the heater and then run the hot water in the house thus dryin the tank. The heating element will burn up and your hot water heater will be broke and they will have to fix it. Of course be sure to turn the water back on before you call them 3. BFH.....Big Fuck'n Hammer...nuff said "It's just skydiving..additional drama is not required" Some people dream about flying, I live my dream SKYMONKEY PUBLISHING Quote Share this post Link to post Share on other sites
wildblue 7 #6 December 11, 2002 is it at the bottom of the water heater? or the top?it's like incest - you're substituting convenience for quality Quote Share this post Link to post Share on other sites
dropdeded 0 #7 December 11, 2002 is it at the bottom of the water heater? or the top? __________________________________________________ If your talkin about the drain pipe thingamajigger,it goes through the wall and its almost ground level.Uh,I guess that would be the bottom. Id like to tell maintanance that "the doohickey is completely shot,give me a new waterheater,damnit" Thanks dropdeded pcss#26------------------------------------------ The Dude Abides. - Quote Share this post Link to post Share on other sites
Muenkel 0 #8 December 11, 2002 Dude, you're gettin a new water heater. _________________________________________ Chris Quote Share this post Link to post Share on other sites
Michele 1 #9 December 11, 2002 Morning, Ed... You're talking about tenant's rights, which have nothing to do with the amount of rent you pay... Put it in writing. Have the guy who said you need a new heater put that down in writing, and write a quick cover letter, and submit it. Allow for a reasonable time to remedy the problem in the cover letter, and then, if they still don't correct the issue, indicate that you will have it done on your own, and use the next month's rent to cover the cost of the repair/replacement. Make sure you sumbit the bill for the replacement/repair, and deduct that amount from the rent owed. Also, if possible, photo the problem, and also photo the resolution. You may also indicate that standing water can create an issue of toxic mold, which is a very redhot legal issue these days...lots of lawsuits and whatnot...most landlords know about mold, and are scared of it. Generally, writing it out will resolve the issue, because then you have something to fall back on proving this is an ongoing issue, that you've made them aware of the problem (they can always deny a call...), and that you need steps to be taken to correct it. Landlords generally do In the alternative, you can do what LouDiamond suggests, and fry the heater. If, though, the landlord finds out you did this (although I'm not sure how they would...), they can charge you for the replacement heater, and if they're real jerks, can also charge you with vandalism. I think I'd go with the letter method....but whatever works for you! Ciels- Michele ~Do Angels keep the dreams we seek While our hearts lie bleeding?~ Quote Share this post Link to post Share on other sites
wildblue 7 #10 December 11, 2002 QuoteIf your talkin about the drain pipe thingamajigger Haha! Ya, the drain thingamajgger.... there's probably 2 draining looking thingys - one is to keep your water heater from exploding, the other is for when you actually intentionally drain it (warning - my experince with water heaters is extrmemely limited) It's *probably* your relief valve that's popping open, if it was the 'intentional drain' - your water heater would always be empty. I've heard it called a TPR or T&P valve, or some other acronym having temperature and pressure in it. Does it just do it when the water is running? or just about any time?it's like incest - you're substituting convenience for quality Quote Share this post Link to post Share on other sites
sunshine 2 #11 December 11, 2002 I know that if you're attempting to light the pilot of a water heater for the first time, you should NOT tell your bf about it. If you fall asleep and forget to call him to tell him everything is fine, he might think you blew up the apt and he'll call the local police to come check on you. ___________________________________________ meow I get a Mike hug! I get a Mike hug! Quote Share this post Link to post Share on other sites
Muenkel 0 #12 December 11, 2002 Sunshine, Do you have a secret you need to get off your chest? _________________________________________ Chris Quote Share this post Link to post Share on other sites
wildblue 7 #13 December 11, 2002 Michele Can't you start putting your rent in escrow too? to be released to landperson upon completion of repairs?it's like incest - you're substituting convenience for quality Quote Share this post Link to post Share on other sites
Michele 1 #14 December 11, 2002 Seth - yes, you can. The difficulty with that is that you have to create an entirely new bank account, and some states require it to be a joint account - with the landlord as joint holder. Makes no sense that way. Then, problems also arise when people put the entire rent amount into the account, rather than the amount of repairs. Unless it's a huge repair (the kitchen blew up or something), generally speaking the $$ amount of repairs does not use the entire rent amount (at least in my area, where rents run about $1.20 per square foot...often more.) And lastly, the landlord can say it's because you can't pay the rent, so you're making excuses. Although the balance in the account is easily demonstrated, I've seen instances where the landlord refuses to look at it, and evicts because of non-payment of rent...which is his legal right to do so...and the balance has only come out in a courtroom...but that's after the move was done, the security deposit voided because of contractual claim, etc. The damage was done... If, as a last resort, someone chooses to escrow their rent account, there are very specific rules to it, and it can get dicey at best. If someone is in that position, it would be best to check with a local, well-known real estate lawyer or broker (brokers are generally free, whereas lawyers are not), and get the proper guidance. How's that for confusing? Ciels- Michele ~Do Angels keep the dreams we seek While our hearts lie bleeding?~ Quote Share this post Link to post Share on other sites
RevJim 0 #15 December 11, 2002 Michele, You made some very good points, but this first statement I think you mis-understood. He pays alot of rent, and I'm assuming that by the tone of his statement, that is his water heater, as in, it heats only his water, not the entire building. I would side with him here, as that IS costing him alot of $$$. QuoteYou're talking about tenant's rights, which have nothing to do with the amount of rent you pay... While this is true to a point, the amount paid is quite usually indictive of the quality of the housing. In this case, it seems he has a malfunctioning water heater (probably a blow off valve). This water heater, be it gas or electirc, is hooked up to his meter. Every time it releases hot water out the valve, it must then work harder to make up for the cold water introduced to it. It has not been repaired or replaced as of yet. Does this sound like quality housing to you? In short, this water heater is costing him money directly, and not the landlord. If the landlord came to inspect it, he'd turn on the faucet, feel hot water, and say it works fine. He will either have to finish it off to get a new one, or be stuck paying higher utility bills.It's your life, live it! Karma RB#684 "Corcho", ASK#60, Muff#3520, NCB#398, NHDZ#4, C-33989, DG#1 Quote Share this post Link to post Share on other sites
Michele 1 #16 December 11, 2002 QuoteYou made some very good points, but this first statement I think you mis-understood. Hi, Jim... Nope, not misunderstood...however, I didn't speak clearly... What I meant was that it doesn't matter how much you pay in rent, you have the rights given as a tenent in this state. If you pay $5 per month to rent/lease a room, you have certain statutory rights. If you pay $2500 per month to rent/lease a room, you have those very same rights. Paying higher rent does not get you more tenents' rights, nor does paying less rent mean you have less rights. Rights are rights irrespective of how much you pay. And rights are irrespective of the quality of housing, as well. They are inherent once one is a formal tenent (paying $$ creates a tenency). Did that make more sense? And as for it costing him additional $$, if there is a way to demonstrate that because of a faulty valve which was reported in writing, his heating costs/gas bill rose, and the landlord has ignored the situation, thus creating further financial damage, Ed can submit those bills along with the cost of repairs, and expect remuneration thereof. But it all stems on being able to prove that the landlord was notified on XX day...and that they ignored the situation. Did that clarify it for you? Ciels- Michele ~Do Angels keep the dreams we seek While our hearts lie bleeding?~ Quote Share this post Link to post Share on other sites
RevJim 0 #17 December 11, 2002 Oh, it was all quite clear to me from the very first post. The question is; Ed, is it all clear to you now?It's your life, live it! Karma RB#684 "Corcho", ASK#60, Muff#3520, NCB#398, NHDZ#4, C-33989, DG#1 Quote Share this post Link to post Share on other sites
Skitzo 0 #18 December 11, 2002 Hrmm.. I worked for my father plumbing for 7 years when I lived in Ohio, Mostly new construction, not much repair work, but if this helps.......... If your water is really really hot, like over 150 degrees, too hot to have you hands in comfortably, its probably a bad thermostat...depending on the water heater, it could be on the top or bottom of the unit, If there is no problem with the temperature of the water, its not fluctuating or anything, its probably just a bad relief valve. Hope that helps "How do you keep your feet on the ground when you know you were born to fly?" Quote Share this post Link to post Share on other sites
dropdeded 0 #19 December 11, 2002 Well,just ran the dishwasher about 45 minutes ago and water(hot) is running down the sidewalk into that jump stealing puddle in the parking lot.Went to the managers office and the little paper clock say's"back at 1:00".Im going to go back at 1 and ask her to come see the evil puddle,then she will either send a maintanance person to fix or replace it. This will be my last attempt at dealing with this the"right"way.Then....the ball is in there court,one last time. (that hammer thing sounds appropriate)I will update you as to the fate of the altitude stealing puddle from hell. Seriously,thanks for the input all dropdeded pcss#26 ------------------------------------------ The Dude Abides. - Quote Share this post Link to post Share on other sites
outofit 0 #20 December 11, 2002 can't help with your problem dude but here is food for thought! why do they call it a hot water heater when there is no need to heat hot water? It is better to be dead and cool than alive and uncool! Quote Share this post Link to post Share on other sites
Schroeder 0 #21 December 11, 2002 Ok Here's my take: I would switch out your TPR valve for a new one. A plumber can do this in no time. The valve has preset temp. and pressure settings that it will open under. IF your thermostat is out, the TPR vavle stops the tank from exploding by releasing the built up pressure. However, it's not likely otherwise your water would be scalding hot, causing burns. Here's a way to check it: Go to the water heater and find the TPR valve. It'll either be sticking out of the top/or side (near the top) of the tank. On it will be a metal tag with the valves specs. Look for anything indicating a temp. threshold. Go back to your sink and stick a thermometer in a pot of hot water form the tap (after it's been running for a bit) If the pot temp exceeds the valve threshold, it's likely the thermostat. If not, it's likely the TPR valve (they have limited lifespans). I would bet it has nothing to do with the thermostat, or else water would be draining out of there all the time, not just when you put demand on the tank. Don't go frying your elements, because all they'll do is install new ones, and you'll be in the same position. Quote Share this post Link to post Share on other sites
